23, ABBS CROSS LANE, HORNCHURCH, RM12 4XN - £220,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

23 ABBS CROSS LANE is a very small extended semi-detached house of 83m², built sometime between 1930 and 1949, which could now be worth an estimated £491,245. It was last sold for £220,000 in November 2004, which was around 7% below the average November 2004 semi-detached price in the Havering local authority area. The most recent EPC inspection was December 2014, where the current energy rating was E, and the potential energy rating was B.

23 ABBS CROSS LANE Sold Prices

Land registry data shows two sales for 23 ABBS CROSS LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Havering local authority area for the corresponding sale date. Both of the two 23 ABBS CROSS LANE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2004 12 NOV	£220,000	£236,975	7% below HPI
1996 7 JUN	£77,500	£79,954	3% below HPI

23 ABBS CROSS LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Havering local authority area over time, sourced from the HPI. The two 23 ABBS CROSS LANE sales from June 1996 and November 2004 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the June 1996 sale was for 3% below the HPI. So the extrapolation line tracks at 3% below the HPI over time, until the November 2004 sale, where it falls to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might 23 ABBS CROSS LANE be worth now?

23 ABBS CROSS LANE might now be worth an estimated £491,245.

This is based on house price inflation of 123.3%, between November 2004 and February 2025, for semi-detached houses, in the Havering local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 123.3% inflationary increase is applied to the most recent sale price for 23 ABBS CROSS LANE of £220,000 on 12th November 2004. For the value to have increased from £220,000 to £491,245 over the 21 years and nine months to February 2025, the following assumptions must hold true:

• The value of 23 ABBS CROSS LANE has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The November 2004 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of 23 ABBS CROSS LANE has not materially changed since November 2004.

How Large is 23 ABBS CROSS LANE?

23 ABBS CROSS LANE is 83m², which includes one extension, according to the EPC inspection conducted in December 2014. This puts it in the smallest 20% of semi-detached houses houses in Hornchurch, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hornchurch, and where 23 ABBS CROSS LANE lies on this distribution: 17% of semi-detached houses houses are smaller than 23 ABBS CROSS LANE, and 81% of houses are larger. Note that EPC data is not available for all properties in Hornchurch.

23 ABBS CROSS LANE: Plot and Title Map

23 ABBS CROSS LANE sits on a plot of roughly 0.076 of an acre, or 306m². The below map shows the location of 23 ABBS CROSS LANE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 23 ABBS CROSS LANE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 23 ABBS CROSS LANE?

23 ABBS CROSS LANE is located in HORNCHURCH, in the RM12 postcode district. The below map shows the position of No. 23 on ABBS CROSS LANE.